Senate Bill 50 Informational Presentation San Francisco Planning - - PowerPoint PPT Presentation

Senate Bill 50

Informational Presentation San Francisco Planning Commission March 14, 2019

Overview of SB 50

SB 50 2

• Introduced by Senator Scott Wiener on December 3, 2018
• Amended in the Senate on March 12
• Schedule for moving forward TBD

Overview of SB 50

SB 50 3

• Increase housing development near high quality transit and in ‘jobs

rich areas’ statewide

• Near high-quality bus and in ‘jobs rich’ areas:

Removes density limits and alters parking requirements

• Near rail and ferry stations

Removes density limits and alters parking requirements Sets minimum enforceable height and FAR limits

• Minimum inclusionary requirement
• Can be paired with other state laws (Density Bonus, SB35, etc)
• Does not otherwise change local approval process

e.g. Conditional Use, demolition controls, inclusionary requirements

Overview of SB 50

SB 50 4

SB 50 Applicable Geographies and Proposed Zoning Standards

Qualifying Area

• Min. Height

Limit

• Min. FAR

Limit

• Min. Parking

requirements Density Limits On-site Inclusionary Units Required ¼ mile around Rail or Ferry Stop 55 ft 3.25 Waived Waived Yes, for projects larger than a certain size ½ mile around Rail or Ferry Stop 45 ft 2.5 Waived Waived Yes, for projects larger than a certain size ¼ mile around ‘High Quality Bus” stop + In ‘jobs-rich’ areas No change No change Waived up to 0.5 space/unit Waived Yes, for projects larger than a certain size

Qualifying projects would also receive three ‘incentives or concessions’

SB 50 5

SB 50 in San Francisco – Transit-Rich Areas

SB 50 6

• SB 50 would not apply in the

following:

• Zones that don’t allow housing
• Any property occupied by a tenant in the

previous 7 years

• Any property removed from rental market

under Ellis Act in the previous 15 years

• It includes temporary exemption for

Sensitive Communities

• Areas with high poverty and racial segregation
• In the Bay Area, would be CASA Sensitive

Communities

SB 50 in San Francisco – Key Exemptions

SB 50 7

SB 50 in San Francisco – where it might apply

SB 50 8

SB 50 in San Francisco – where it might apply

SB 50 9

• SB 50 not likely to result in changes on:
• Multi-unit owner-occupied housing
• SB 50 would likely result in changes on:
• Vacant and non-residential properties
• Owner-occupied single family homes (possibly smaller multi-unit buildings)

SB 50 in San Francisco – Where it might apply

SB 50 in San Francisco – HOW it Could apply

Typical Lot (25’x100’)

• RH-2
• 2,500 S.F.
• 40-X Height

SB 50 in San Francisco – HOW it Could apply

RH-2 Current

Density 2 (3 w/ADU) Height 40 ft FAR Varies

RH-2 Current SB 50

Density 2 (3 w/ADU) ~8 +/- Height 40 ft no change FAR Varies no change

SB 50 in San Francisco – HOW it Could apply

SB 50 in San Francisco – HOW it Could apply

RH-2 Current SB 50

Density 2 (3 w/ADU) ~8-10 +/- Height 40 ft 45’ FAR Varies 2.5

SB 50 in San Francisco – HOW it Could apply

RH-2 Current SB 50

Density 2 (3 w/ADU) ~10 +/- Height 40 ft 55’ FAR Varies 3.25

SB 50 in San Francisco – HOW it Could apply

Potential if SB-50 is combined with State Density Bonus

RH-2 Current SB 50+

Density 2 (3 w/ADU) Varies Height 40 ft Varies FAR Varies Varies

SB 50 in San Francisco – HOW it Could apply

Potential if SB-50 is combined with State Density Bonus

RH-2 Current SB 50+

Density 2 (3 w/ADU) Varies Height 40 ft Varies FAR Varies Varies

SB 50 17

• Housing Accountability Act
• State Density Bonus
• Reduced interest in local affordability programs (e.g. HOME-SF)

SB 50 in San Francisco – Questions

SB 50 18

SB 50 – in SUMMARY – San Francisco

• Releases density limits around transit
• Biggest change from existing conditions in lower

density districts

• Likely to result in new development on/additions to:
• Vacant Lots
• Non-residential properties
• Owner-occupied single family homes

SB 50 19

• Intended to address statewide

housing shortage

• Governor proposal: 3.5 million new

units by 2025

• UC Berkeley study: SB 827 would

increase feasible housing capacity in Bay Area sixfold; inclusionary capacity sevenfold

• Broad statewide upzoning around

transit and high-opportunity

• ‘

Jobs rich’ area

SB 50 – In SUMMARY – Bay Area + California

Thank You

Paolo Ikezoe Paolo.Ikezoe@sfgov.org 415-575-9137